Expanding Alethia Tanner Park into an 11-Acre Sports and Transit Hub

## CONTEXT **Situation:** Alethia Tanner Park, opened in 2021 in Washington, D.C.'s Ward 5, is a 5.5-acre green space that has quickly become a community anchor in the rapidly developing NoMA and Eckington neighborhoods. The park features a playground, dog park, splash pad, and public art, and sits within a 15-minute walk of both the NoMA-Gallaudet U and Rhode Island Avenue Metro stations. Immediately adjacent to the park lies an 11-acre parcel owned by the Fort Myer Construction Corporation, currently used for asphalt mixing and dump truck storage. **Complication:** This industrial land, zoned for heavy manufacturing, sits in the heart of one of D.C.'s fastest-growing residential and commercial corridors. The NoMA neighborhood has seen over 10,000 new residential units and millions of square feet of office space built in the last decade, yet recreational infrastructure—particularly for teens and young adults—has not kept pace. The Metropolitan Branch Trail (MBT), a critical north-south bike and pedestrian corridor, is interrupted at this site, forcing users onto busy roads. Meanwhile, the asphalt plant generates noise, dust, and truck traffic that degrade the adjacent park experience. **Question:** Can the District acquire this strategically located industrial site and transform it into a park expansion that addresses the neighborhood's recreational deficits, completes the MBT connection, and generates enough value to offset acquisition and development costs? **Answer:** Yes—through a public-private partnership involving the NoMA Business Improvement District (BID), DMPED (the Deputy Mayor for Planning and Economic Development), and the National Park Service, the site could be redeveloped as a mixed-use park that includes sports facilities, trail connections, and limited revenue-generating development. ## PROBLEM **Core Problem:** Ward 5's youth and young adults lack accessible, high-quality sports and recreational facilities within walking distance of their homes and transit. The existing Alethia Tanner Park, while excellent for families with young children, offers no basketball courts, volleyball courts, or dedicated spaces for team sports. Teens in NoMA and Eckington must travel to Trinidad Recreation Center (1.5 miles away) or Turkey Thicket Recreation Center (2 miles away) for basketball, and neither offers volleyball. This gap is particularly acute given that 28% of Ward 5 residents are under 18, one of the highest youth populations in the District. **Specific Harms:** The absence of nearby sports facilities contributes to several documented problems. First, youth physical activity rates in Ward 5 lag behind the D.C. average—only 22% of adolescents in the ward meet CDC guidelines for daily physical activity, compared to 31% citywide (D.C. Health, 2022). Second, the lack of structured recreational options in the immediate area has been linked to increased loitering and petty crime near the NoMA-Gallaudet U Metro station, according to MPD crime data. Third, the incomplete MBT connection forces cyclists and pedestrians onto the dangerous intersection of New York Avenue and 1st Street NE, which saw 12 pedestrian-involved crashes between 2020-2023 (DDOT data). **Cost of Inaction:** Every year the asphalt plant continues operating, the District loses approximately $2.3 million in potential property tax revenue from the site (based on comparable redeveloped parcels in NoMA). More importantly, each year of delay means another cohort of Ward 5 teens ages 12-18 ages out of the opportunity to use these facilities. The D.C. Office of Planning estimates that the NoMA area will add another 5,000 residents by 2030, intensifying the recreational deficit. ## PROPOSED SOLUTION **Situation:** The 11-acre Fort Myer site is currently zoned for heavy manufacturing (M-zone), but the Comprehensive Plan's Future Land Use Map designates this area for "Mixed Use—Medium Density." The site's lease with the District (which owns the land) expires in 2028, providing a natural reversion point. The NoMA BID has expressed interest in expanding park amenities and has a track record of managing public spaces, including Alethia Tanner Park itself. **Decision:** Rather than renewing the asphalt plant lease or selling the land outright for private development, the District should pursue a phased acquisition and redevelopment plan. Rejected alternatives include: (a) full private sale, which would maximize short-term revenue but lose the park opportunity permanently; (b) doing nothing, which maintains the status quo of an underutilized industrial site; and (c) a smaller park on a portion of the site, which would not achieve the sports facility or trail connection goals. **Action:** DMPED should lead a public-private partnership with the NoMA BID and the D.C. Department of Parks and Recreation (DPR) to: (1) negotiate early lease termination with Fort Myer Construction, using the 2028 expiration as leverage; (2) remediate the site (estimated $3-5 million, based on similar brownfield conversions like the Yards Park); (3) develop 5 acres as active recreation space with two basketball courts, two volleyball courts, and a multi-use field; (4) construct a 0.5-mile double walk-bike corridor completing the MBT connection; (5) designate 3 acres for limited mixed-use development (residential/retail) to generate revenue; and (6) retain 3 acres as passive green space. **Process:** Funding would come from a combination of: D.C. capital budget ($15-20 million), NoMA BID contributions ($5 million from BID tax revenues), PILOT (Payment in Lieu of Taxes) agreements from the developed parcels, and federal Transportation Alternatives Program grants for the trail connection. The development parcels would be sold via RFP to developers who commit to affordable housing and ground-floor retail. **Execution:** Phase 1 (2025-2027): Site acquisition and remediation. Phase 2 (2027-2029): Park construction and trail completion. Phase 3 (2029-2031): Development parcels built out. The NoMA BID would manage the park under a contract with DPR, similar to their existing management of Alethia Tanner Park. ## EXPECTED IMPACT **Direct Beneficiaries:** The primary beneficiaries are the estimated 8,000 teens and young adults (ages 12-25) living within a 15-minute walk of the site in NoMA, Eckington, and Edgewood. These residents would gain access to basketball and volleyball courts within a 10-minute walk, compared to the current 25-30 minute walk to the nearest alternatives. The D.C. Department of Parks and Recreation estimates that adding sports facilities within a half-mile of a transit station increases youth participation in organized sports by 40-60%. **Secondary Beneficiaries:** Commuters and cyclists using the MBT would benefit from a safe, continuous connection between the Rhode Island Avenue and NoMA Metro stations. DDOT data shows the MBT currently carries 2,500 daily users at this segment; completing the connection is projected to increase ridership to 4,000 daily users within two years. Property owners in the surrounding area would see appreciation: comparable park expansions in D.C. (e.g., The Yards Park) generated 15-25% increases in adjacent property values within five years. **Measurable Outcomes:** Within three years of completion, the project is expected to: (1) increase youth physical activity rates in Ward 5 by 15 percentage points (from 22% to 37%); (2) reduce pedestrian-vehicle crashes at the New York Avenue/1st Street intersection by 60% as trail users are diverted; (3) generate $2.5-3.5 million annually in new property tax revenue from the development parcels; (4) create 200 construction jobs and 15 permanent park maintenance positions; and (5) increase MBT daily ridership by 60%. **Fiscal Impact:** The total project cost of $25-30 million would be offset by: $15-20 million in land sale revenue from the development parcels, $5 million in increased annual property tax revenue from surrounding properties (present value of $50-70 million over 30 years), and $2 million in annual operations savings from reduced MBT maintenance costs on the current detour route. The net fiscal benefit to the District over 30 years is estimated at $40-60 million. ## DECISION LENS | | If this passes | If this doesn't pass | | --- | --- | --- | | What will happen | Ward 5 gains 11 acres of new parkland with basketball/volleyball courts; MBT connection completed; property values rise; youth physical activity increases; 200 construction jobs created; $2.5M+ annual tax revenue generated | Asphalt plant continues operating until 2028; teens continue lacking nearby sports facilities; MBT remains incomplete; pedestrian safety issues persist; property tax revenue from site remains near zero | | What won't happen | The site won't be fully privatized for luxury apartments; Fort Myer Construction won't be displaced immediately; existing park users won't lose current amenities; NoMA BID won't be overburdened | The neighborhood won't gain a major recreational asset; the MBT won't be completed; property values won't see park-related appreciation; youth activity rates won't improve from this intervention | ## PRECEDENTS EXAMPLE: The High Line, New York City — What: An abandoned elevated rail line on Manhattan's West Side was converted into a 1.45-mile linear park through a public-private partnership between the city and a community-based conservancy. The project involved extensive community input, brownfield remediation, and integration of art and green space. — Outcome: The park attracts 8 million visitors annually, generated $2 billion in private investment in surrounding neighborhoods within five years, and increased adjacent property values by 103% (NYC Economic Development Corporation, 2014). — Outcome: The park attracts 8 million visitors annually, generated $2 billion in private investment in surrounding neighborhoods within five years, and increased adjacent property values by 103% (NYC Economic Development Corporation, 2014). EXAMPLE: The Atlanta BeltLine — What: A 22-mile corridor of abandoned rail lines was redeveloped into a multi-use trail network with parks, transit, and affordable housing. The project used Tax Allocation Districts (TADs) to fund infrastructure, similar to the proposed PILOT and development parcel model. — Outcome: The BeltLine has attracted $4.5 billion in private development, created 30,000 jobs, and increased park access for 100,000 residents within a half-mile walk. Trail usage exceeds 2 million trips annually (Atlanta BeltLine, 2023). — Outcome: The BeltLine has attracted $4.5 billion in private development, created 30,000 jobs, and increased park access for 100,000 residents within a half-mile walk. Trail usage exceeds 2 million trips annually (Atlanta BeltLine, 2023).

July 30, 2026